Electrical safety check in rented property.

Werdnal

Geenie wrote: »

Advise the tenant to read their AST.

Which will no doubt never mention the option that a tenant has to refuse any and all visits and inspections, as LLs do not want their tenants to have any ideas of their own rights. Like it wouldn't tell a tenant that legally they can change the locks whilst they have a valid tenancy agreement for the property. Or it would insist that a tenant must accept viewings during the last month of their tenancy.

Greenie, I don't want to argue with you as you obviously seem set on your path here, but regardless of the tenancy agreement, a tenant CAN refuse access. It is never wise to do so, particularly with regard to safety inspections and property repairs, but it is their right!

NOTE: Cross posted with your reply to me above.

g_attrill

Back to the point, I would assume that the inspection would not involve unscrewing any fittings except where there is doubt as to their safety. I imagine it would involve plugging a tester into each socket and possibly each light fitting too, if I was paying I would expect at least a basic visual inspection of each. I doubt they would want to move large white goods, possibly they might be able to test the earth as long as there is some bare metal casing available on each one? (just guessing here) Finally - access to the consumer unit would definitely be required, but this should always be left accessible.

Electr0n

Maximum of 10 years between tests , but usually when a new tenant takes up residence is best practise. Remember the landlord is responsible for the state of the electrics in the property and some tenants dont care if they damage a socket or overload any circuits, so a periodic inspection report is a way of keeping on top of any possible problems.

franklee

Werdnal wrote: »

Why do you think it is the letting agent's idea? They may have advised the LL that it is a good precaution, but the LL is ultimately paying for the check.

I think it's the agent as my landlord is usually hands off so don't see why he'd initiate this. The property is under ten years old from being built so I doubt there is anything amiss with the wiring.

franklee

Geenie wrote: »

Hi OP

I am not sure what you are complaining about?!

It is a safety thing and benefits you if all in working order and safe. They may need to move items in order to inspect, but I think if this is the first such inspection in 10 years, then it is long over due for a rental!

I have them done every year on my rental properties.

I'm not complaining but asking what to expect so that I can prepare properly, I do not want the electrician to turn up and be unable to get to where he needs as that would be a waste of everyone's time.

It's a new build property that is under ten years old from brand new. I've been here several years and this is the first time the agent has ever mentioned electrical checks, I guess it would have been last done just before I moved in.

Seeing as you have them done can you let me know if the electrician will need access to all sockets? Some have large items of furniture in front. If that all needs shifting then it'll be a large job that I would not expect an electrician to do. I can pile it in the centre of the room but if he needs access to the ceiling light pendants as well that wouldn't work. I'm not sure the property is large enough to arrange access everywhere at once so would like to know what's required or I'll have to suggest doing it in two goes. It would be easier if he was just testing some sockets per circuit if that suffices, I'm not sure what he'll be trying to achieve.

Also will he need to pull out all kitchen appliances like the washing machine? If so I'll need to remove the kick boards in advance as from past experience me and a washing machine repair man had a devil of a job shifting them as oddly there isn't enough clearance above the floor tiles and below the units. I think they may have been tiled in.

Electr0n

franklee wrote: »

I think it's the agent as my landlord is usually hands off so don't see why he'd initiate this. The property is under ten years old from being built so I doubt there is anything amiss with the wiring.

Unless you can put any test meters on , there is no way of knowing that.

New installations should have every screw tightened after 6 months becaust they tend to come drift slightly and cause loose connections (but not many *sparks* do that at all). Loose connections cause higher resistance and increase the Zs , which can be checked on an earth loop impedance tester.

WLM21

Is an electrical test compulsory for a rented property? I thought it was, but the estate agent, who may be handling the renting out of my house just mentioned a gas test and an energy efficiency test.

DVardysShadow

Geenie wrote: »

Refusing access shouldn't have been mentioned as it is a safety issue for goodness sake! An AST will state that such inspections are necessary from time to time........so there should be no surprise when one is requested if the tenant has read their AST before signing and agreeing to it.

This forum I think prides itself on good advice. As such it is entirely true that the tenant does have a right to refuse access and it is entirely correct to mention that.

You seem to have raised a sufficient song and dance that if anything, you are responsible for even more attention being drawn to the fact.

agrinall has, I feel, offered a well balanced reply which both acknowledges tenant's rights and addresses the safety issue. Now if you want to manage your tenants by managing what they know, that is your affair. But those who can accept an answer like agrinnall's might resent you controlling the truth, which might in turn lead to your tenants being those who are less able to engage with reason.

franklee

WLM21 wrote: »

Is an electrical test compulsory for a rented property? I thought it was, but the estate agent, who may be handling the renting out of my house just mentioned a gas test and an energy efficiency test.

I'm pretty certain it isn't compulsory when a tenant is living there already. However if you are yet to move in then I do not know if it's compulsory or not to check before the tenancy starts.

Thanks for your comments everyone. leaving aside the denying access issue does anyone know any more details about the tests themselves. Do they do test ceiling lights, does it have to be all sockets, do they pull out kitchen white goods? Many thanks

N79

WLM21 wrote: »

Is an electrical test compulsory for a rented property? I thought it was, but the estate agent, who may be handling the renting out of my house just mentioned a gas test and an energy efficiency test.

To answer your question there is no specific legal duty on a LL to perform electrical safety tests (unlike gas safety inspection, for which there is a specific legal duty).

However, LL's have a general legal duty of care that the housing that they provide is reasonably safe. Periodic electrical safety inspections (and acting on their recommendations) is a way of showing, in the event of being sued after a tragedy, that the LL carried out their duty. It is not the only way the LL could fulfill this duty, but it is probably the most legally safe route.

It is also a sensible precaution on the part of the LL to identify any issues that need attention, preferably before they become major issues.